Location

Discover the exquisite Nivati Thonglor 23, a luxurious low-rise condominium nestled in the serene Thonglor Soi 23. Experience unparalleled tranquility while being just moments away from a plethora of conveniences like J Avenue and The Commons Thonglor. With easy access to Sukhumvit 55 and Thonglor Road, this prime location offers multiple transportation options. Plus, the nearby Thonglor BTS station ensures seamless connectivity.

Accessibility

By Car

Reaching Nivati Thonglor 23 is a breeze when traveling by car. Situated on Thonglor Soi 23, this exclusive project enjoys convenient access from both Sukhumvit Road and Petchaburi Road. With these parallel routes, reaching the condominium becomes effortlessly convenient.

Public Transportation

• BTS: Approximately 2.1km from the BTS Thonglor Station.
• Taxis and Motorcycles: Taxis and Motorcycle pickup services can be easily requested through all-in-one service apps such as Line Man or GRAB.

Amenities

Shopping & Market

THE COMMONS, Japanese Fresh Wholesale Market 日本生鮮卸売市場, J Avenue, Penny’s Balcony

Restaurants & Cafes

HANJI Authentic Taiwanese Hot Pot, Patom Organic Living, SEA Bangkok, Honmono, 23 HAUS Bar&Restaurant – ทองหล่อ, TESSA HOMEMADE CUISINE, Miyabi Kappo, Tiny Cup Cafe, Christopher Rose Café & Gallery, S&P สาขาทองหล่อ, Bottoms up Thonglor, 闘鶏 Shamo Sumibi Yakitori Bkk, Kenji’s Lab, Tasty Congee & Noodle Wantun Shop @ Thonglor, NICO NICO – Café & Brunch Place, 곱창집 Gopchang House, Khao Jao, 黒牛の里, After You Dessert Cafe, ร้านข้าวมันไก่บุญตงเกียรติ, Mellow Thong Lo, She Bar ฌีบา, Palm Cuisine, Ashibi 馬酔木, Nojiya Yuushi, Origami Teahouse, BECCA by Kurōpan, Pacamara, Koryori Mikami, Tai-He-Xuan, Mandarin Roast Duck, Ñam Ñam Pasta and Tapas (RQ49 Mall), Thonkrueng Restaurant, Azuma Soba Restaurant, Hiroshima Pizza Okonomiyaki, Sole Mio, Ranichi Japanese BBQ, Teppen Entertainment Yakiniku Dining 【Thonglor】, Red Diamond Specialty Coffee At Thonglor

Pubs & Bars

Bluebird Jazz Bar, Beer Belly, The 126 Bar, Bar Marco, Liberty Thonglor Music & Bar, TERRA Liberty, GOOMBAH – The Bar, Another round

Campuses

New Bambino international kindergarten, Thonglor Greenfield Nursery, SP International Kindergarten

Hospitals

Camillian Hospital, Samitivej Sukhumvit Hospital

Police

Thong Lor Police Station

Pet-Friendly Condo

Bangkokheart Thonglor 25

Temples & Churches

Prem Prakash Sindhi Mandir, Zhohirul Islam Mosque

Fitness

The Racquet Club (RQ49), Urban Playground Climbing, Arete Brazilian Jiu-Jitsu

Other

St Gabriel’s Foundation of Thailand

Hotels

Oakwood Residence Sukhumvit Thonglor Bangkok, Grande Centre Point Sukhumvit 55, Centre Point Serviced Apartment Thong Lo

Project Details

Nivati Thonglor 23 is a prestigious condominium project that redefines luxury living with its tranquil ambiance and exceptional hotel-like services. Developed by Cevas Property, a prominent real estate developer resulting from a collaborative venture between Thailand and Hong Kong, Nivati has emerged as an impressive newcomer in the industry, leaving a lasting impression.

Nestled within the vibrant Thonglor Soi 23, Nivati Thonglor 23 represents the pinnacle of exquisite luxury. The name "Nivati" captures the essence of this exceptional residence, combining "Nivas" (home) and "Santi" (peace), signifying a harmonious sanctuary.

Immerse yourself in a world of opulence as you step into Nivati Thonglor 23, where meticulous attention to detail has created a masterpiece of timeless classicism in Western contemporary architecture. Curated by the esteemed design firm DWP, every aspect of this project has been thoughtfully crafted to indulge your senses and elevate your living experience.

Experience the essence of sophistication with Nivati Thonglor 23, where the mantra "Simplicity is the ultimate sophistication" comes to life. Inspired by the opulent Beaux-Arts style seen in London's majestic architecture, this project pays meticulous attention to every detail. A particular emphasis is placed on sourcing premium construction materials, evident in the stunning Black Silver Dragon marble gracing the lobby, the rare Palisander Bulette pillars, and the exquisite White Venus marble adorning the swimming pool area.

Moreover, this project offers hotel-like services, as it operates 24/7 with a dedicated Personal Assistant (PA) available at all times. The level of service provided is truly luxurious, with the following amenities:

• Complimentary shuttle service within a 3-kilometer radius, using Toyota Alphad vehicles.
• Complimentary airport transfers, twice a month, accumulating to 24 transfers per year.
• Delivery service for parcels, goods, and food directly to the units.
• Automated valet parking service for personal vehicles.
• 24-hour Door Man service.
• Car and restaurant reservation services.
• Laundry and dry-cleaning services.
• And many other services available!

The project itself features a single 7-story low-rise building nestled within a spacious 1-1-34 plot area. With a deliberate focus on spaciousness and exclusivity, the project offers a limited number of 52 units. Each unit is generously sized, ensuring ample living space for residents. The following are the types of units available to choose from:

• Simplex
  • 1-Bedroom: 77.4-77.81 sqm
  • 2-Bedroom: 104.17-138.73 sqm
  • 3-Bedroom: 178.69 sqm
• Duplex
  • 1-Bedroom: 112.60-128.66 sqm
  • 2-Bedroom: 159.01-206.02 sqm
  • 3-Bedroom: 221.65 sqm

Facilities

• Lobby

Upon entering, you will be mesmerized by the enchanting lobby area. The interior is exquisitely decorated, showcasing meticulous design that captures the essence of London's majestic palaces. Every detail, from the carefully chosen materials to the overall aesthetics, emanates a feeling of luxurious excellence.

The pillars, constructed from the esteemed Palisander Bulette stone, have been imported directly from Italy, adding a touch of rarity to the space. Complementing the ambiance, the lobby floor boasts the elegance of White Venus marble, renowned for its pristine white hue and distinguished qualities.

• Swimming Pool

Nestled behind the lobby area, you'll discover the captivating swimming pool that immediately captures your attention upon arrival. Spanning over 21 meters, the pool boasts a luxurious touch with its elegant White Venus marble finishing, inviting you to indulge in relaxation. Thoughtfully placed seating areas around the pool offer a choice of tranquil spots for guests to unwind and soak up the atmosphere.

Adding to the tranquil ambiance, the pool area is embraced by a remarkable 9-meter-tall Vertical Garden. Not only does this lush greenery create a soothing environment, but it also acts as a natural partition, ensuring a sense of privacy and seclusion.

• Fitness

Situated in close proximity to the swimming pool, the fitness center provides a convenient and well-appointed space for your exercise regimen. With its ample layout and an array of top-notch exercise equipment sourced from Technogym, this gym is designed to meet all your fitness needs. What sets it apart is the integration with Apple Watches, allowing you to effortlessly monitor your fitness journey. Furthermore, each machine is equipped with personalized training programs tailored to help you achieve your unique goals.

• Business Lounge

Step into the Business Lounge, a sophisticated space designed exclusively for work and important client meetings. With its meticulously planned interior, this lounge offers abundant seating for up to 6 individuals, creating a collaborative environment that fosters productivity. You'll find this space equipped with a range of amenities to cater to your every need. Moreover, a dedicated Personal Assistant (PA) is on hand to provide beverage services and ensure your utmost convenience.

Parking Capacity

Nivati Thonglor 23 features Underground Automatic Parking, allowing for a total parking capacity of 78 cars (which translates to a 150% parking capacity).

Highlights

• Despite being the smallest of the units available, the 1-Bedroom units boast an impressive size of 77.2 sqm for maximum spaciousness.
• Hotel-level services.

Floor Plans

• 2nd Floor

The second floor is solely dedicated to residential units, with a total of 11 units available (one 1-bedroom unit, six 2-bedroom units, four duplex units.

• 3rd Floor

Once again dedicated to residential units is the 3rd floor, this time featuring one 1-bedroom unit, seven 2-bedroom units, and one more 3-bedroom unit.

• 4th Floor

The fourth floor shares the same floor layout as its predecessor.

• 5th Floor

The fifth floor shares the same layout as the previous floors.

• 6th Floor

Despite the seemingly identical floor layout, the sixth floor brings something new to the table with the addition of balconies in the front. The units available in this floor consist of 1-bedroom duplex units up front and 2-bedroom duplex units to the left.

• 7th Floor

And finally we have the seventh floor, featuring four duplex units and five additional units similar to the previous floor, amounting to a total of 9 units available.

Types of Units

Simplex

1-Bedroom

Unit Plan

Type A1 – 77.20 – 77.81 sqm.

First up we have the 1-bedroom unit, coming in at 77.2 square meters in size and is considerably larger in comparison to other 1-bedrooms offered by most condos.

Each room in this property is thoughtfully designed and sold as a Fully-Fitted unit, complete with interior decoration services provided by the project. As you step into the residence, you'll be greeted by the inviting Kitchen Area, offering the flexibility to personalize your kitchen counter to suit your taste. Adjacent to it, a dedicated room awaits to house your washing machine, keeping laundry tasks conveniently separate. As you venture deeper into the space, a spacious dining area awaits, complete with a cozy 4-seater table, perfect for shared meals and gatherings. Connected seamlessly is the generous living area that seamlessly flows out onto a balcony, inviting natural light and fresh air into your living space.

Continuing the exploration, you'll find yourself in the master bedroom area, where a dressing zone awaits, providing convenience and organization. Connected to the master bedroom is an en-suite bathroom, which can easily serve as an additional room, adding to the functionality of the space. And if you require even more room to relax, the bedroom area offers ample space to accommodate a luxurious king-size bed, ensuring comfort and tranquility. The bathroom itself boasts remarkable spaciousness, providing the option to incorporate a bathtub for those indulgent moments of relaxation.

2-Bedrooms

Unit Plan

104.40 sqm.

Introducing the 2-bedroom unit, a spacious haven starting at 104.4 square meters, akin to a small penthouse.

Step inside the unit and be welcomed by a charming foyer that leads to the expansive living area. This versatile space offers abundant room for a dining table and even accommodates a well-equipped kitchen. Adjacent to the kitchen is a convenient combination of a bathroom and storage area.

Continuing your exploration, you'll discover a guest room connected to a balcony, strategically positioned between the two bedrooms. Let's begin with the cozy bedroom on the left, which can be easily divided into a dressing zone and a cozy sleeping area, complete with an en-suite bathroom.

The master bedroom steals the spotlight with its generous size, and the standout feature is undoubtedly the luxurious bathroom. As depicted in the floor plan, the bathroom boasts an impressive size, providing ample space for a relaxing bathtub and more.

Other unit plans

3-Bedrooms

Unit Plan

Type C1: 178.69 sqm.

Finally we have the 3-Bedroom unit, coming in at an astounding 178.69 square meters in size.

The floor plan reveals the remarkable spaciousness of the room. As you step into the unit, a welcoming hallway greets you. Straight ahead, you'll discover a shared bathroom on the right, while the kitchen occupies the left side. The kitchen boasts an open design, accompanied by a generously sized dining table that accommodates eight people. Adjacent to the kitchen is a spacious living area that seamlessly connects to a balcony.

Taking a left turn leads you to the maid's room, the first room you encounter. Moving further along, you'll find the bedrooms arranged in succession, with the smaller ones situated closely together. Notably, the master bedroom stands out, positioned separately in the lower left area.

Duplex

1-Bedroom

Unit Plan

Type D1: 112.60 sqm.

This unit features two floors, coming in at 112.6 and 113.05 square meters in size.

• Lower Floor
  • As you enter the lower floor, you'll be greeted by a well-appointed kitchen area on the right side, accompanied by a conveniently located space suitable for dining. A few steps to the left, you'll discover a spacious living area seamlessly connected to a balcony, creating an inviting indoor-outdoor flow. Completing the layout is a bathroom and a staircase that leads to the second floor.
• Upper Floor
  • As you make your way up to the upper floor, you'll be greeted by the expansive master bedroom. Step inside, and you'll discover a private dressing area leading to the luxurious en-suite bathroom. Noteworthy is the remarkable size of the bathroom, which offers ample space for a bathtub, adding a touch of elegance and relaxation to your daily routine.

Other unit plans

2-Bedroom

Unit Plan

Type D3: 159.01 sqm.

Up next is the 2-bedroom Duplex unit, coming in at 159.01 square meters in size.

• Lower Floor
  • As you step inside, you'll immediately notice a shared bathroom on the right side. On the left, a hallway leads to a convenient storage room. Continuing forward, you'll be greeted by a generously sized pantry area, complete with a countertop and a dining table for six. Adjacent to the pantry, there is a staircase and a guest room. Within this area, you'll also find a cozy lower-level bedroom. The accompanying bathroom provides ample space, allowing for the inclusion of a bathtub.
• Upper Floor
  • On the upper floor, you'll find a collection of expansive bedrooms. Each bedroom boasts its own private bathroom and convenient storage space. The bathrooms are designed with ample room, and the bedrooms are thoughtfully divided into dedicated dressing areas. It's a truly luxurious experience for anyone seeking comfort and privacy.

Other unit plans

3-Bedrooms

Unit Plan

Type D3: 159.01 sqm.

Finally we have the 3-Bedroom Duplex unit, coming in at 221.85 square meters in size.

• Lower Floor
  • Upon entering this unit, you'll be welcomed by a remarkably expansive living area that provides ample room for customization. It can be cleverly divided into a pantry area and a versatile guest room, allowing for flexible usage of the space. Adjacent to the entrance door, you'll find the conveniently located maid's room. Additionally, on this floor, there is a cozy yet spacious bedroom without a private bathroom, making it a functional and comfortable retreat.
• Upper Floor
  • Upon reaching the upper floor, a delightful sight awaits with two bedrooms to welcome you. Beginning with the smaller bedroom, it boasts an en-suite bathroom and a uniquely elongated layout, providing ample room for creative customization and design. The larger bedroom is truly remarkable, offering an expansive space that can be tailored to suit your individual preferences. Furthermore, there is an additional area that can be transformed into a guest room, showcasing the remarkable versatility of this living space.

Price (as of June 2023)

Sales Price

• Average starting price: 230,000 baht/sqm.*
• Starting price: 18.5M baht.*

Common Fees and Sinking Funds

• Common Fees: 1,000 baht/sqm.
• Sinking Fund: 120 baht/sqm.

**Please be aware that the mentioned prices were accurate at the time of gathering up information for this review, actual prices may vary since.

Final Verdict

Nivati Thonglor 23 is a remarkable ultra-luxury condominium project that exudes elegance and tranquility. Nestled in the vibrant Thonglor area, this hidden gem offers a serene living environment while providing top-notch hotel-like services. Meticulously designed with a blend of timeless classicism and contemporary Western elements, the architecture of Nivati Thonglor 23 is a testament to sophistication. From imported Italian stones to meticulous craftsmanship, every detail reflects the grandeur reminiscent of London's prestigious palaces. Prepare to be captivated by the opulence and serenity of Nivati Thonglor 23, where luxury living reaches new heights.

Click the links below if you are interested in buying or renting at Nivati Thonglor 23:

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Welcome to our insightful blog post, where we delve into the intriguing world of Adverse Possession—a legal concept intricately intertwined with real estate and notorious for sparking disputes. Have you ever wondered what Adverse Possession really means? Are there specific criteria and regulations that govern it? In this article, PropertyScout is here to shed light on Adverse Possession, offering valuable insights that will broaden your understanding of this complex subject. Join us as we unravel the mysteries and provide you with essential knowledge about Adverse Possession. Let's dive in!

What is Adverse Possession?

Adverse Possession has its roots dating back to the Roman era, originally intended to rectify improper transactions. When a buyer takes possession of a property and meets all the legal requirements, they acquire ownership through Adverse Possession. Despite flaws in the purchase process, Adverse Possession evolved into a law that promotes the beneficial use of real estate, preventing neglect and ensuring rightful ownership for those who utilize the property.

The Criteria for Adverse Possession

"Adverse Possession" refers to the act of acquiring ownership rights through continuous possession, applicable to both immovable and movable properties. The criteria for adverse possession of immovable property are stipulated under Section 1382 of the Civil and Commercial Code, which include:

• Possession of someone else's immovable property.
• Possession with peaceful and open intention to be the owner.
• Continuous possession for a period of 10 years (5 years for movable property) *Movable property refers to assets that are not fixed to a specific location and can be transported, such as antiques, diamonds, gold, cars, and jewelry.

What to keep in mind regarding Adverse Possession

• Adverse Possession must be exercised over immovable property with legal ownership documents, such as title deeds, provisional title deeds, or other types of ownership documents. However, possession can be claimed for possessory rights properties, such as SorKor 1 (ส.ค.1, notification of land possession) or NorSor 3 (น.ส.3) or NorSor 3 Gor (น.ส.3 ก., certificates certifying the benefit). Vacant land without any rights cannot be claimed through Adverse Possession.
• However, Adverse Possession can be contested under the Civil and Commercial Code Section 1375, but there is no specific legislation that allows filing a petition or lawsuit to obtain ownership through Adverse Possession (as per Supreme Court judgment no. 5389/2006).
• Adverse Possession must involve possession of someone else's property. Self-owned properties cannot be claimed through Adverse Possession, such as claiming to possess land in one's name but with someone else's ownership (as per Supreme Court judgment no. 538/1993) or claiming to possess land inherited through Adverse Possession (as per Supreme Court judgment no. 4843/2002).
• Adverse Possession can occur even if the possessor is unaware that the property belongs to someone else. They may mistakenly believe it is their own property (as per Supreme Court judgments no. 5794/2008, 5596/2009).
• Adverse Possession must be carried out with the intention of being the rightful owner. This means using the property solely as the owner would, preventing others from interfering with the property, and not possessing it based on the rights or acknowledgment of another person, for example:
  • When a buyer possesses land according to a purchase agreement, it is considered possession on behalf of the seller until the transfer of ownership takes place. It does not confer ownership through Adverse Possession (as per Supreme Court judgment no. 7490/2008).
  • When a sole heir possesses an entire inherited land, it is considered possession on behalf of all other heirs. Prior notification to other heirs of the intention to possess is required for it to be considered Adverse Possession (as per Supreme Court judgment no. 2760/2005).
  • Possessing land with the permission of the landowner for residential purposes does not confer ownership through Adverse Possession (as per Supreme Court judgment no. 5352/1996).
  • When one owner possesses land, it is considered possession on behalf of all other co-owners (as per Supreme Court judgment no. 945/1994).
• If there is a transfer of ownership during the period of Adverse Possession that has not yet reached 10 years, and the transferee acquires ownership in good faith and pays compensation, it nullifies the effect of the previous Adverse Possession, and a new period of possession must start counting (as per Supreme Court judgments no. 5801/2001, 8700/2007).
• The possession must be peaceful, meaning not being involved in any legal disputes, and it must be open and notorious, meaning not hiding or concealing it but openly displaying it to the general public.

Closing Comments

The concept of Adverse Possession is complex and encompasses a wide range of disputes and legal rulings. Its intricate nature could easily fill the pages of a book. With numerous controversies and diverse court judgments, Adverse Possession has provided ample material for studying different perspectives.

However, PropertyScout believes that it is time to reconsider and revise the laws surrounding Adverse Possession. In its original intention, these laws aimed to promote the productive use of properties and deter abandonment. They also recognized and rewarded individuals who actively occupied and enhanced neglected lands. Yet, in today's socio-economic landscape, where vacant land is scarce, the necessity for acquiring properties through Adverse Possession has greatly diminished. Therefore, it is imperative to update the legislation to reflect the evolving circumstances.

Looking for a safe, peaceful home for the best prices possible? Let PropertyScout help you. Or if you have any further questions, please get in touch with us. Our property consultant team will be very happy to assist you:

Welcome, landlords, investors, and former property owners! Are you ready to transform your "For Sale" sign into a resounding "Sold"? One of the most critical factors in achieving a successful property sale is nailing the perfect price that entices the right buyers and tenants. Whether you're a seasoned investor or a first-time seller, this blog post is your ticket to unlocking the secrets of strategic property pricing. We'll delve into the art and science of determining the ideal price for your house or condo unit, ensuring that you attract eager buyers who recognize the true value of your property. Say goodbye to endless listing periods and hello to a swift, profitable sale as we reveal insider tips and effective strategies to captivate the right audience and maximize your returns. So, let's dive in and learn how to price your property for success - from 'For Sale' to 'Sold'!

Put yourself in the buyer or tenants' shoes

To set the right property price for sale or rent, it's crucial to start by putting yourself in the buyer or tenant's shoes. Step into their perspective and consider what factors they value most. Ask yourself: What would I be willing to pay for this property? Consider location, amenities, size, condition, and comparable prices in the market. By empathizing with your target audience, you gain valuable insights that help you price your property reasonably and competitively, increasing your chances of attracting interested buyers or tenants. So, take a moment to see the property through their eyes and make pricing decisions that align with their needs and expectations.

Keep up with the Market Trends

In addition to empathizing with buyers or tenants, staying updated on market trends is equally vital when pricing your property for sale or rent. Conduct thorough research to gain insights into recent market trends and standard rental or sales prices for houses and condos. Pricing your property too low may raise suspicions of scams or unrealistic offers, while setting it too high can leave potential customers feeling overcharged and dissatisfied. By keeping pace with market dynamics, you can strike the perfect balance and ensure your property's price aligns with its actual value, appealing to customers and fostering trust. Stay ahead of the game by incorporating market trends into your pricing strategy for a successful property transaction.

Read More:

Does your Property Warrant your intended Price Point?

Before you finalize your intended price point, it's essential to ask yourself a crucial question: Does your property warrant that price? Determining the true value of your property is a vital step in the pricing process. In the upcoming subheadings, we'll explore key factors that should be considered to assess whether your property aligns with your intended price point. By carefully evaluating these factors, you can ensure that your pricing is fair, realistic, and in line with what your property genuinely offers. So, let's dive in and discover if your property truly warrants your intended price point.

Location of the Property

The first factor to consider in pricing your property reasonably is the location. A prime location, such as being in a sought-after neighborhood or close to amenities, transportation, schools, and commercial centers, tends to command higher prices due to the convenience and quality of life it offers. On the other hand, properties in less desirable or remote areas may warrant lower prices. Location impacts accessibility, safety, proximity to services, and overall lifestyle, making it a key consideration for both buyers and tenants. So, carefully assessing and factoring in the location of your property is essential to arrive at an accurate and competitive price point that reflects its true market value.

Property Condition

Property condition is a crucial factor to consider when pricing your house or condo unit for sale or rent. Whether the property is brand new or second hand, and its level of furnishing, greatly influence its perceived value. A well-maintained, move-in ready property with modern amenities and quality finishes tends to command higher prices due to the convenience and appeal it offers to potential buyers or tenants. On the other hand, properties in need of repairs, renovations, or lacking essential furnishings may warrant lower prices.

The condition of the property directly affects its marketability and the overall impression it creates on potential customers. Therefore, carefully evaluating the condition of your property is vital in setting a fair and competitive price that accurately reflects its current state and attracts interested parties.

Exclusivity

The factor of exclusivity plays a significant role when determining the price of a house or condo unit for sale or rent. It encompasses the unique features and standout qualities that set the property apart from neighboring properties. Whether it's a one-of-a-kind architectural design, a penthouse unit with breathtaking views, or eco-friendly amenities like solar panels and EV chargers, these distinctive attributes can elevate the property's value. Exclusivity creates a sense of rarity and desirability among potential buyers or tenants, allowing for a higher price point to be justified. Recognizing and highlighting the exclusive aspects of a property is essential in accurately pricing it to capture the attention and interest of discerning individuals seeking something truly exceptional.

Other Mistakes to Avoid in listing your Property for Sale or Rent

While pricing is undoubtedly a significant factor, there are other critical aspects to consider. In the upcoming subheadings, we'll explore various mistakes that should be avoided when creating a property listing. By understanding and sidestepping these mistakes, you can ensure your property listing stands out, attracts the right audience, and increases your chances of securing a favorable deal. So, let's dive in and uncover the other mistakes to avoid when listing your property for sale or rent.

Inaccurate or Lacking Information

One of the crucial mistakes to avoid in a property sales or rental listing is providing inaccurate or lacking information. Potential tenants or buyers rely on the listing to gather essential details about the property. Failing to provide accurate information, such as the number of bedrooms and bathrooms, floor location, square footage, or essential features, can lead to frustration and wasted time for interested parties. It is important to ensure that your listing is comprehensive and includes all relevant information that potential customers need to make an informed decision. By providing accurate and detailed information, you enhance transparency, build trust, and attract serious inquiries from individuals genuinely interested in your property.

Read More:

Photography Issues

In the competitive world of property rentals and sales, first impressions are vital, and captivating photos play a crucial role. Buyers and tenants are drawn to visually appealing listings, making high-quality photos essential. However, be mindful of potential pitfalls. Poor lighting, shadows, or overlooked flaws can negatively impact the impression conveyed through photos. To address this, promptly declutter, fix any defects, tend to the landscaping, and ensure optimal lighting conditions. By investing in professional photography that accurately represents the property, you enhance its appeal and attract genuine interest from potential buyers or tenants.

While captivating photos are crucial, it is equally important to avoid heavily edited or misleading imagery that can create false expectations. Overly edited photos may give an unrealistic portrayal of the property, leading to disappointment and potential accusations of false advertising. Transparency and honesty are essential. Provide an accurate representation of the property through your photos, ensuring that potential tenants or buyers are not misled. By presenting the property as it truly is, you establish trust and credibility, setting the stage for a successful transaction.

To make your property stand out from the competition, consider showcasing its standout features in your listing photography. Whether it's unique architecture, stunning trees, or distinctive interior elements, highlighting these aspects can help attract potential buyers or tenants. These features contribute to the overall appeal of the property and can be influential in generating interest. By capturing and including these highlights in your listing photos, you effectively communicate the property's unique selling points, setting it apart and increasing its marketability.

Read More:

Failing to Respond to Questions and Queries

In the world of property transactions, time is a critical factor that should never be underestimated, whether you're putting your property up for sale or rent. Potential tenants or residents expect prompt responses and efficient communication. Failing to respond in a consistent, timely manner can leave them with the impression of disinterest or unprofessionalism. To build trust and establish a positive relationship, aim to respond to inquiries within a matter of hours or, at most, one to two working days. The quicker you respond, the stronger the foundation of trust that forms between you and your potential tenants or residents. By prioritizing timely communication, you demonstrate your commitment, reliability, and respect for their time, which significantly enhances their overall experience and increases the likelihood of a successful property transaction.

Read More:

Let's begin listing your Property!

Congratulations! You've now gained valuable insights into the art of pricing your property to attract the right customers and maximize your chances of a successful sale or rental. By considering factors such as property location, condition, exclusivity, and market trends, you can strategically set a competitive price that resonates with potential buyers or tenants. Remember to avoid common mistakes like inaccurate information, subpar photography, and delayed responses, as they can hinder your progress. With careful attention to detail, transparency, and effective communication, you can transform your property listing from "For Sale" to "Sold" in no time. Embrace these strategies, adapt to the market dynamics, and let your property shine as you navigate the exciting journey of finding the perfect customers who will appreciate and cherish your property as much as you do. Good luck on your real estate endeavors!

Got a Property to list for sale or rent? Click the link below or get in touch with us, our property consultant team will be very happy to assist you:

Interested in properties for sale or rent? Let PropertyScout help you find your dream home today!

The latest update as of June 15, 2023.

It has been over two decades since the birth of Bangkok's sky train system, which has undoubtedly become the city's beloved public transportation mode. Renowned for its unparalleled time management and the notable reduction in private vehicle fuel costs, it continues to win the hearts of commuters. Today, PropertyScout invites you on a captivating update expedition, delving into the remarkable advancements of the new sky train lines. Let's embark on a journey to witness their remarkable progress throughout the years!

Yellow Sky Train Line (Ladprao-Samrong)

The Yellow Line sky train is an elevated station system with varying heights based on the route and station limitations. Its main objective is to address the long-standing traffic issues on Ladprao Road, which has been a major traffic congestion area surrounding the eastern outskirts of Bangkok, extending to Samut Prakan province.

The Stations

1. Ladprao
2. Bhawana
3. Chokchai 4
4. Ladprao 71
5. Ladprao 83
6. Mahaadthai
7. Ladprao 101
8. Bangkapi
9. Lam Sali Intersection
10. Sri Kreetha
11. Huamak
12. Khlan Tan
13. Srinuch
14. Srinakarin 38
15. Suan Luang Rama IX Park
16. Sri Udom
17. Sri Iam
18. Sri Lasalle
19. Sri Bearing
20. Sri Dhan
21. Sri Dhepha
22. Tippawan
23. Samrong

Updates

The Yellow Line sky train is gearing up for a trial run after a comprehensive study and project implementation by the Office of Transport and Traffic Policy and Planning (OTP) between 2007 and 2011. Divided into two sections, Ratchada/Ladprao to Phatthanakan and Phatthanakan to Samrong, this Yellow Line encompasses 23 stations and a maintenance depot, covering a total distance of 30.4 kilometers.

Currently, the civil works have achieved an impressive progress rate of 98.99%, while the M&E system advances at 99.07%. Overall, the project is making remarkable strides with an impressive overall progress rate of 99.02%.

Orange Sky Train Line (Thailand Cultural Center-Minburi)

The Orange Line sky train is a project that connects the eastern and western sides of Bangkok, linking the Minburi - Taling Chan corridor. Currently, it is under construction, particularly in the area between the Thailand Cultural Centre - Minburi (Suwintawong). The Orange Line consists of both underground and elevated sections, covering a distance of approximately 22.57 kilometers. Following that, the line will continue from the Thailand Cultural Centre to Taling Chan.

The Stations

1. Thailand Cultural Center
2. MRTA
3. Wat Phra Ram
4. Ramkamhaeng 12
5. Ramkamhaeng
6. Sports Authority of Thailand
7. Huamak
8. Lamsalee
9. Sri Burapha
10. Khlong Ban Ma
11. Sammakorn
12. Nhomklao
13. Rat Pattana
14. Min Pattana
15. Kheha Ramkamhaeng
16. Min Buri
17. Suwinthawong

Updates

No updates are available at this time.

Pink Sky Train Line (Kaerai-Minburi)

The Pink Sky Train Line utilizes a single-track system known as a monorail that features an elevated structure throughout its route. It aims to connect the districts of Minburi and Nonthaburi Province, starting from Rattanathibet Road and ending at the Romklao Intersection. The total length of the line is approximately 34.5 kilometers.

The Stations

• Laksi
• Ratchapat Phranakon
• Wat Phrasrimahatat
• Ramintra 3
• Lad Plakhao
• Ramintra km.4
• Mhaiyalap
• Watcharaphon
• Ramintra km.6
• Khubon
• Ramintra km.9
• Ramintra circle
• Nopparat
• Bang Chan
• Setthabut Bamphen
• Minburi market
• Minburi

Updates

On May 25, 2023, Mr. Anucha Burapachaisri, the Deputy Secretary-General to the Prime Minister for Political Affairs and the spokesperson for the Prime Minister's Office, revealed the progress of the Pink Line sky train construction. It was announced that the testing phase for the section between Khae Rai and Mueang Nonthaburi is expected to commence in January 2024.

Currently, the civil works have achieved a progress rate of 96.19%, while the M&E system advances at 96.64%. Overall, the project has made significant strides with an impressive overall progress rate of 96.43%.

Pink Sky Train Line Extension (Sri Rat-Muang Thongthani)

For the Pink Line sky train extension project, the section between Sri Rat and Mueang Thong Thani will be constructed as an elevated structure comprising 2 stations. It will connect from the main Pink Line at Sri Rat station, then turn right to run along the Bang Pa-In 39 Road, passing Mueang Thong Thani roundabout, and continue uninterrupted to the project's endpoint at Mueang Thong Thani Lake. The total distance will be approximately 3 kilometers, and the construction is expected to take 37 months. The estimated opening for service is around November 2024.

The Stations

• Nonthaburi Government Center Station
• Ka-rai Station
• Nam Non Airport Station
• Samakkhi Station
• Royal Irrigation Department Station
• Pak Kret Junction Station
• Pak Kret Loop Station
• Chaengwattana-Nonthaburi 28 Station
• Sri Ratcha Station
• Mueang Thong Thani Station
• Chaengwattana 14 Station
• Chaloem Phra Kiat Government Center Station
• National Telecommunications Station
• Lak Si Station
• Rajabhat Phra Nakhon Station
• Wat Phra Sri Mahathat Station
• Ram Inthra 3 Station
• Lad Pla Khao Station
• Ram Inthra 4 Station
• Maylap Station
• Watcharapol Station
• Ram Inthra 6 Station
• Ku Bon Station
• Ram Inthra 9 Station
• Ram Inthra Ring Station
• Nopparat Station
• Bang Chan Station
• Settakit Bumphen Station
• Talad Mee Noi Station
• Mee Noi Station
• Impact Muang Thong Thani Station
• Talad Thai Lake Station

Updates

Currently, the progress of civil works is 25.24%, the progress of electrical system works is 10.84%, and the overall progress is 20.41%.

Purple Sky Train Line (Kanchanapisek Circle)

The main objective of constructing the Purple Line Mass Rapid Transit (MRT) is to connect the travel routes from the eastern direction (Bang Yai-Nonthaburi) and the southern direction (Ratchaburi-Phra Pradaeng). This line will have a different direction compared to the Dark Red Line.

The Stations

• Parliament
• Sriyan Station
• Sam Sen Station
• National Library
• Bang Khun Prom
• Phan Fa Skywalk
• Wang Burapha
• Phutthamonthon
• Big Circle
• Samre
• Chom Thong
• Dao Khanong
• Bang Pakok
• Pracha Uthit
• Ratchaburi
• Phra Pradaeng
• Kru Nai

Updates

The Purple Line Mass Transit Project, from Taopoon to Ratchaburi (Kanchanaphisek Ring Road), has progressed by 10.41% in terms of civil works.

Final Verdict

In conclusion, the progress of the five sky train lines in Thailand is truly impressive. With significant advancements in civil works, electrical and mechanical systems, and overall development, these projects are shaping the future of urban transportation in the country. From the expanding Purple Line connecting various regions to the innovative Monorail system, each line brings new possibilities for seamless and efficient travel. As construction continues and completion dates draw near, anticipation grows among residents and visitors alike. With sky-high progress, Thailand's sky train lines are paving the way for a more connected and accessible future.

Looking for your ideal property by the sky train system? Let PropertyScout help you today!

Let us explore a hidden gem nestled within the vibrant enclave of Soi Sukhumvit 39, otherwise known as Phrom Phong area. We are about to unveil an extraordinary low-rise condominium project that will leave you spellbound.

Picture yourself in the heart of Bangkok, where dreams become a reality, and opportunities abound. Get ready to embark on an exciting quest as we delve into the captivating world of this remarkable development. Believe us when we say, this is not your ordinary project - it's a captivating masterpiece that beckons your attention. So, come along and join us as we unravel the secrets of this alluring haven. Are you ready? Let's dive right in and uncover the magic that awaits!

Location

Escape to the serene haven of Quintara Phume Sukhumvit 39, nestled in the tranquil enclave of Soi Prachan Khadi. This unassuming street may not dazzle with grandeur, but it offers a safe and welcoming atmosphere. And the best part? The bustling heart of Phrom Phong awaits you at the end of the street, ready to immerse you in its vibrant energy.

Getting around Quintara Phume Sukhumvit 39 is a breeze with numerous transportation options - take a boat, catch the BTS Skytrain at Phrom Phong station, or drive via Petchaburi Road or Sukhumvit Road.

Accessibility

By Car

Getting to Quintara Phume Sukhumvit 39 by car is incredibly convenient. You can easily access it from multiple routes, especially via Petchaburi Road. However, you also have the option to access this project via the Sukhumvit Road.

Public Transportation

• BTS: Approximately 1.9km from the BTS Phrom Phong Station.
• MRT: Approximately 1.6km from the MRT Phetchaburi Station.
• Taxis and Motorcycles: Taxis and Motorcycle pickup services can be easily requested through all-in-one service apps such as Line Man or GRAB.

Amenities

Shopping & Market

Taka Town, Shinsen Fish Market, Tops Food Hall Sukhumvit 39, UFM Fuji Super (Branch 2)

Restaurants & Cafes

Classic Room Cafe & Dining, Sushi Ichizu 鮨いちづ, korasha yakiniku, 둥이네 (we ko store), Meat & co(me), Gogi Seki, ไก่ย่างเสือใหญ่ สุขุมวิท 39, Upon the moon craft & cafe, Live Great Before Tomorrow Cafe and Rice Bowl, หมั่นโถวซ้อ (MAN-TOU-SOR), MONSTER BY TONG, Tea Factory and More, Bark, AZIZ halal bread, KINZA GYOZA, อารียาหมูกระทะ สาขา 2 (เพชรบุรีตัดใหม่), ชัย โภชนา, Haoma Bangkok, Kad Kokoa Chocolate Bistro (Sukhumvit 31), Ms. Maria & Mr. Singh, JP French Restaurant, Yayaz Chocolat, Young Place, เรือนเพชรสุกี้ – ร้านสุกี้โบราณและอาหารจีน ตำนานครึ่งศตวรรษ

Campuses

The Purple Elephant 49 – International Pre-School Bangkok, Modern International School Bangkok, ABC Pathways International Kindergarten, Anglo Singapore International School, Surao Baan Don School, Australian International School Bangkok, Soi 31 Campus, Chuthaphorn Kindergarten, Srinakarinwirot University, Srinakharinwirot University Prasarnmit Demonstration School (Elementary)

Pet-friendly zone

Trail and Tail

Temples/Churches

Wat Mai Chong Lom, Baan Doon Mosque

Hospitals

Pacific Dental Care, Rutnin Eye Hospital

Fitness

Siam Strength, Thailand Skydiving Bangkok (Skydiving, Paramotor, Microlight)

Office Buildings

Italthai Tower, National News Bureau of Thailand

Gas

Esso Gas Station

Project Details

Quintara Phume Sukhumvit 39, a low-rise condominium project by Eastern Star, raises the curiosity of many with its diverse portfolio. The answer to the question of what Eastern Star has in its hands is simple: they have both houses and condominiums. This includes projects like Quintara, Amber, Nara 9, Star View, and Breeze, most of which start at around 2 million baht.

The design of Quintara Phume Sukhumvit 39 prioritizes a seamless blend of elegance, personalization, and practicality, even with its placement on a relatively compact land plot. The focus on establishing a harmonious and welcoming living environment is apparent. Additionally, the interiors of the units are thoughtfully crafted to maximize space, ensuring a serene atmosphere.

The project itself features two low-rise buildings within 2-2-0 rai of plot area and a total of 323 residential units (158 units in Building A and 165 units in Building B). The following are the two types of units available to choose from:

• 1-Bedroom: 28-45 sqm.
• 2-Bedroom: 54-64 sqm.

Facilities

• Garden

The project's garden is located on the fourth floor of the building, featuring green space designed in a stepped staircase style. Within the garden, there are various seating areas strategically placed near the balconies, providing relaxing spots for residents to unwind after a long day at work.

• Swimming Pool

Once again located on the fourth floor is the swimming pool, specifically situated in Building A. The long swimming pool features both a jet pool section and the main swimming area.

• Co-Working/E-Library

Those in need of a workspace will find this area perfect, thanks to numerous seating areas inside. Additionally, it provides a tranquil atmosphere, making it an ideal environment for work.

• Fitness

And finally we have the fitness center. While not particularly high-ceilinged, the fitness center is equipped with various fitness equipment to cater to all your exercise needs.

Parking Capacity

Quintara Phume Sukhumvit 39 features parking spaces inside and around the building, culminating in around a sum total parking capacity of 107 cars (which translates to 53%*).

*This does not include double-parking.

Highlights

• Optimal space utilization: Despite the long and narrow layout of the project area, effective management ensures that the units feel spacious and inviting.
• Peacefulness: Located in the quiet enclave of Soi Prachan Khadi, a small street away from bustling crowds, the project enjoys a serene and peaceful living environment that is truly hard to believe.

Floor Plans

• 1st Floor

Right in the middle of the first floor is the entrance/exit, featuring a drop-off area, followed by parking spaces to the left and right. Also located in the middle is a small garden between the two buildings.

• 2nd Floor

And the second floor is where we now start to see residential units, with both Buildings A and B featuring a total of 22 units each.

• 3rd Floor

And we see residential units once again on the third floor.

• 4th Floor

And the fourth floor is where we see facilities mixed in with residential units. On this floor, the Building A features a swimming pool and garden while Building B features a small garden.

• 5th Floor

Going back to featuring just units is the 5th floor, with 21 units in Building A and 22 units in Building B

• 6th Floor

Sharing the same floor layout as its predecessor, the 5th floor, is the 6th floor.

• 7th Floor

Once again sharing the same floor layout as the previous floor is the 7th floor.

• 8th Floor

Also sharing the same floor layout as the previous floor is the 8th floor.

• Rooftop

This floor does not feature much but makes up for it with its inclusion of a small field.

Types of Units

1-Bedroom

Unit Plan: Type 1A – 28 sqm.

Introducing the 1-bedroom unit, starting at a standard size of 28 square meters, which sets the foundation for the unit types in this project.

Upon entrance, you will first find the living area with ample space for a sofa and dining table. Move onto the right and you will find the closed kitchen area, located nearby the bathroom and balcony. The bedroom itself is shielded by a pair of sliding doors and features ample space to house a bed and closet.

Other 1-Bedroom unit plans

2-Bedrooms

Unit Plan: Type 1A – 28 sqm.

And finally, starting at 43 square meters in size, is the 2-bedroom unit.

Upon entrance is the living area, not only featuring ample space for run of the mill living room furniture of any kind, but also ample space for a dining table with four seats. Located in front of the entrance is the closed kitchen area.

As the name implies, this unit type features two bedrooms. The bedrooms feature slide doors, a bed and closet within, while the larger of the two bedrooms feature a 2-access bathroom.

Other 2-bedroom unit plans

Price (As of June 2023**)

Sales Price

• Average starting price: 92,500 baht/sqm.*
• Starting price: 2.5M baht.

Common Fees and Sinking Funds

• Common Fees: 50 baht/sqm.
• Sinking Fund: 500 baht/sqm.

**Please be aware that the mentioned prices were accurate at the time of gathering up information for this review, actual prices may vary since.

Final Verdict

In conclusion, Quintara Phume Sukhumvit 39 stands out as a low-rise project nestled in the peaceful Soi Prachan Khadi, offering a serene and elegant living experience. The cozy design and smart space utilization demonstrate the developers' commitment to creating a comfortable and functional environment. Additionally, the project's prime location provides residents with convenient access to nearby areas such as Sukhumvit 49, Thonglor, and the backside of Petchaburi Road. With its tranquil ambiance and convenient amenities, Quintara Phume Sukhumvit 39 is a remarkable choice for those seeking a harmonious and well-connected living space.

Click the links below if you are interested in buying or renting a unit at Phrom Phong's ever-peaceful low-rise haven of Quintara Phume Sukhumvit 39:

Click the links below if you are interested in other properties within Phrom Phong:

Embarking on the journey of entrepreneurship can be both exciting and challenging, especially for those venturing into business as solopreneurs without a dedicated team. As you take your first steps in building your startup or small business, you may find yourself pondering some crucial questions. Can you register your company using a residential address, such as a condominium? Is it possible to use a condominium unit as an office space for company registration? And, most importantly, can you register your business as a company or a commercial entity? In this informative blog post, PropertyScout is here to shed light on these inquiries and provide valuable guidance to aspiring business owners navigating the registration process.

What type of premises do new entrepreneurs typically use to register their companies?

When starting a business, it's crucial to register as a commercial entity or company and have a dedicated office or business address. Many new entrepreneurs and startups opt to use their residential premises as their business location for registration. However, if the property is a standalone house without any specific association, there might be additional signboard taxes and house taxes to consider, but registration is still possible.

Can a residential condominium unit be registered for commercial purposes or used as an office?

What if entrepreneurs like us reside in an apartment or condominium? Can we still register a company? Let's now delve into finding the answers.

The Legalities

According to the Ministry of Commerce, individuals who own the property rights, whether it's a house or condominium, can use it as a registered or commercial condominium location. However, proportional allocation of space is required. If someone is not the owner or lessee of the property, they would need to seek permission from the owner or legal entity to use it as a registered location or verify the lease agreement's terms and conditions beforehand to ensure feasibility.

In addition, relevant information regarding the ownership of condominium units states that even though individuals have ownership rights over their personal property, they have the right to use and enjoy the property according to civil and commercial laws, including Article 1135. However, owners must be cautious in their actions concerning their personal property, as it may impact the structural stability, damage prevention measures, or other regulations specified in the bylaws. Therefore, business owners need to review whether the contract contains any prohibitions or regulations regarding the use of the condominium unit as an office space for their company.

Furthermore, let's refer to the Condominium Act 2008 (amended version) that came into effect on July 4, 2008. This act replaced the previous Condominium Act of 1979, specifically addressing the provisions in Section 17/1, which states that...

• "In the case of allocating space within a condominium for commercial activities, a system for access and egress must be arranged specifically to avoid disturbing the normal living conditions and well-being of other co-owners."
• "No person shall engage in commercial activities within a condominium unless it is conducted within a designated area of the condominium as determined in a specific period."

As you can see, it is evident from the Condominium Act that using residential units for commercial purposes is strictly prohibited, except for designated areas specifically allocated for such activities.

Furthermore, if we combine the provisions of Section 17/1 of the Condominium Act with Section 65, which addresses the use of residential units for commercial purposes, owners or occupants found guilty of using residential units for commercial activities may be subject to a fine of up to 50,000 Baht and a daily fine not exceeding 5,000 Baht as long as the violation continues.

So.... is a business or company registration at your condo possible?

To conclude, when residing in or renting a condominium unit for residential purposes, it is crucial to thoroughly examine the project's regulations or lease agreement for any restrictions or guidelines. The possibility of registering a company should be assessed accordingly. Additionally, tenants must inform the building owner if they intend to utilize the unit for commercial purposes, provided that the rented or owned space permits such activities. However, it is important to note that conducting business in areas designated for residential use is strictly prohibited by both the Condominium Act and the Building Control Act, leading to legal violations.

Looking for a dream condo to repurpose as a home office for the best prices possible? Let PropertyScout help you find your dream condo today!

As your family expands or you stumble upon a new home that steals your heart away, the longing to sell your old house and embrace a fresh start becomes irresistible. But did you know that this exciting transition can also bring unexpected cost savings in the form of potential tax refunds? Many individuals remain unaware of the financial advantages that await them, contingent upon meeting specific criteria and fulfilling certain conditions. In this enlightening blog post, PropertyScout unveils the insider secrets of leveraging tax benefits when selling your old house and embarking on the journey towards your dream home.

The Qualifications of a Tax Refund Applicant

Scenario 1

Having a Name Registered in the Old House for at Least 1 Year

Scenario 2

If your name is registered in the old house for less than a year, but you meet the requirement of having your name registered in the new house for at least one year (including the day of selling the old house), special considerations come into play, especially in the case of marital property. In such cases, either the husband's or wife's name must be registered in the house for a minimum of one year. Notably, the calculation of the income tax refund will be based on the house with the lower price*, as outlined in the announcement made by the Director-General of the Revenue Department on Income Tax, Version 125."

Tax Calculation Example

To provide a clearer understanding, let's take a look at an example of tax calculation from selling a house, where the new house has a higher price than the old house, and the old house has a higher price point than the new house.

Example 1: Tax calculation if the new house is more expensive than the old house

Let's say you sell an old house for 5 million baht and purchase a new house for 7 million baht. Let's assume that the assessed value and selling price are the same. You have owned the house being sold for 2 years, with your name registered in the house for more than 1 year. The income tax deducted at the source from the house sale can be calculated as follows:

In this case, to meet the conditions, you must have your name registered in the house being sold for more than 1 year and sell the old house to purchase a new one within 1 year. You are eligible to claim a tax refund deducted at the source of 50,000 baht.

Example 2: Tax calculation if the new house is cheaper than the old house

Let's say you sell an old house for 5 million baht and purchase a new house for 3 million baht, assuming the assessed value and selling price are the same, and you have owned the house being sold for 2 years with your name registered in the house for more than 1 year, in this case, the income tax deducted at the source that is eligible for a refund will be calculated based on the house with a lower price, which is the new house priced at 3 million baht, as follows:

In the case of selling an old house to purchase a new house with a lower price point, you can request a tax refund deducted at the source of 24,000 baht.

In summary, if the new house has a higher price point than the old house, you can claim a full tax refund deducted at the source (based on the example of selling the old house for 5 million baht to purchase a new house for 7 million baht, resulting in a tax refund of 50,000 baht). However, if the old house has a higher price point than the new house, you can claim a partial tax refund deducted at the source (based on the example of selling the old house for 5 million baht to purchase a new house for 3 million baht, resulting in a tax refund of 24,000 baht).

*Calculating Tax from Net Income (Progressive Scale)

1. Net income not exceeding 150,000 THB: Exempted from tax payment.
2. Net income from 150,001-300,000 THB (5%): 7,500 THB minimum.
3. Net income from 300,001-500,000 THB (10%): 7,500-27,500 THB.
4. Net income from 500,001-750,000 THB (15%): 27,500-65,000 THB.
5. Net income from 750,001-1,000,000 THB (20%): 65,000-115,000 THB.
6. Net income from 1,000,001-2,000,000 THB (25%): 115,000-365,000 THB.
7. Net income from 2,000,001-5,000,000 THB (30%): 365,000-1,265,000 THB.
8. Net income over 5,000,000 THB (35%): Over 1,265,000 THB.

Required Documents

To claim a tax refund from selling a house, the seller must first pay the income tax deducted at the source to the Land Department. After that, they can submit the refund request to the Revenue Department by filling out Form P.N.D.10 at the local tax office, along with these supporting documents:

1. Receipt of income tax payment issued by the Land Department.
2. Copy of the original property sales agreement.
3. Copy of the new property sales agreement.
4. Copy of the house registration of the income earner for the new property (in case the name has been registered in the old house for less than 1 year).

Taxes/Fees to be Paid When Selling a House

• Withholding Income Tax
• Either Specific Business Tax or Stamp Duty
• Transfer Fee of 2%, depending on the agreement between the buyer and the seller.

Closing Comments

If you're considering selling your old house to purchase a new one, it's important not to overlook the opportunity to claim income tax refunds from the house sale. By meeting the specified criteria, you can significantly save on your expenses. Moreover, before finalizing your decision to buy a new house, it's crucial to stay updated on the prevailing home loan interest rates. This will enable you to make an informed borrowing decision and ensure a smooth financial journey. Remember, being well-informed and proactive can make a significant difference in your overall savings and financial planning.

If you have a property to list for sale or rent, click the link below. Alternatively, if you have any further questions, please get in touch with us. Our property consultant team will be very happy to assist you:

Interested in properties for sale or rent? Let PropertyScout help you find your dream home today!

The aspect of selling property in Thailand as a foreigner is an exhilarating prospect to many, but amidst the palm-fringed beaches and vibrant marketplaces lies a maze of tax regulations waiting to be deciphered. In this all-encompassing guide, we navigate through the twists and turns of the Thai tax maze to empower you with the knowledge needed to sell your property with confidence. So, let's delve into this guide, unlocking the secrets to a successful property sale and ensuring your hard-earned profits find their way safely home.

Personal Income Tax (PIT)

Personal Income Tax (PIT), also known as individual income tax, is a tax on employees' earnings.

Thailand imposes a Personal Income Tax (PIT) via source and residence rule. Source Rule applies to foreigners who earn Thai-sourced income (whether or not said income is paid in Thailand) and are subject to the PIT in Thailand, while Residence Rule applies to foreign-sourced income (depending on the foreigner's status as a tax resident in Thailand).

Gift Tax

Gift Tax is a type of PIT in which the aforementioned source and residence rule still applies. In this case, a foreigner receiving movable properties such as cash, cars, or jewelry from an ancestor , descendant, spouse as support or a gift will be subject to a 5% gift tax on the portion exceeding 20M baht each year. If, however, the movable property is given to the foreigner as part of a formal ceremony, customary occasion, or a moral responsibility by a non-ancestor/descendant/spouse, the 5% gift tax will apply on the portion exceeding 10M baht each year.

Moreover, the gift tax shall be applied on the portion exceeding 20M baht of the immovable property (land, building, condo unit, etc)'s appraised value per legitimate child, in which ownership is transferred without compensation from parent to legitimate children (not adopted children).

Withholding Tax (WHT)

The following are the types of income in which Withholding Tax (WHT) deducts from, both from tax and non-tax resident:

Value Added Tax (VAT)

Foreigners who regularly sell goods or provide services in Thailand (and whose annual revenue exceeds 1.8M baht) must register for Value Added Tax (VAT) before starting the business or within 30 days of earnings reaching threshold of assessable income. Foreigners providing e-service from abroad to Thai users who are non-VAT registrants must also register for VAT. On the other hand, services under an employment agreement, immovable property rental, or actor/actress performances are exempted from VAT. VAT also applies to importers in Thailand, whether or not they are VAT registrants. In this case, VAT will be collected by the Customs Department when the goods are cleared at customs for import.

The general VAT rate is equal to 7% of the goods or service price while VAT returns are filed monthly together with due tax payment within the 15th of the following month.

**Activities such as exporting goods are subject to 0% VAT.

Specific Business Tax (SBT)

Foreigners who sell or transfer an immovable property within 5 years from the acquisition date will be subject to a Specific Business Tax (SBT) of 3.3% of the appraised value or sales price (whichever is greater at the time of registering the transfer at the Land Office).

Stamp Duty

Land or building rental, transferring of shares, and immovable property transfer are subject to Stamp Duty (SD), which can be affixed or paid by cash at the Revenue Office or through the e-stamp duty system on the Thai Revenue Department website.

• Land/Building rental is subject to a stamp duty of 0.1% of the rental fee or key money (or both) for the entire lease period.
• Transfer of share is subject to a stamp duty of 0.1% of the paid-up value of the shares or the shares value (whichever is the greater of the two).
• Immovable property transfer is subject to a stamp duty of 0.1% of the appraised value or sale value (whichever is the greater of the two).

Inheritance Tax

Foreigners who live in Thailand under the Immigration Law are held liable for Inheritance Tax within 150 days from the date inheritance value from each investor from each testator exceeds 100M baht (along with tax payment). If the beneficiary is an ancestor or descendant of the testator, a 5% rate applies to net inheritance value (inheritance value received after deducting any liabilities) exceeding 100M baht from each testator. In other cases, a 10% rate applies to the net inheritance value exceeding 100M baht.

The aforementioned tax rates applies to other foreigners as well, but only to an inheritance situated, registered, withdrawn, or claimed in Thailand.

Read More:

Land & Building Tax

Any foreigner owning land, building, or condo unit in Thailand are required to pay the Land and Building Tax within April of each year.

The current land & building tax rate is calculated based on progressive rates ranging from 0.01-0.7% of the net appraised value of the land, building, and/or condo unit (depending on the land/building use, such as agricultural, residential, unused/vacant, etc).

Conclusion

Congratulations, intrepid sellers, for successfully maneuvering through the intricate web of Thai property taxes! Armed with a deep understanding of the various tax types, rates, and thresholds, you are well-prepared to tackle the tax challenges that may arise during the sale of your property in Thailand. By diligently assessing your tax obligations, leveraging tax treaties, and seeking professional advice, you have positioned yourself to navigate the tax maze with finesse, ensuring you maximize your returns and avoid any unexpected surprises. As you embark on this exciting journey, always remember that staying informed and proactive will be your greatest assets. So go forth, confident in your tax knowledge, and let your property sale in Thailand be a resounding success.

Find your ideal property, available for sale or rent in the best prices possible, or list your property for sale or rent here. Alternatively, if you have any further questions, please get in touch with us:

Discovering the secrets behind Thailand's Regulation-Designated Land Use Areas, specifically the crucial "water catchment areas" and "drainage areas." These areas play a vital role in preventing flooding and have piqued the curiosity of many Bangkok residents. Join us as we delve into the details and uncover the significance of these designated zones in our latest blog post.

What is a Water Catchment Area?

The water catchment areas, which are part of flood prevention measures, refer to designated zones with a distinctive "light green color and diagonal green lines." These areas serve to store water and mitigate flooding along the eastern banks of the Chao Phraya River, addressing the flooding issues on the eastern side of Bangkok. Established since 1980 (B.E. 2523), these water catchment areas encompass privately owned land and allocated village areas, as well as public catchment areas under the supervision of the Bangkok Metropolitan Administration and various governmental and state enterprise agencies.

Origins

Since the reign of King Rama V and the establishment of the Department of Public Works in 1889, Thailand has maintained a system of land use regulations and controls. One notable milestone is the "Comprehensive Urban Plan of Bangkok 2013 (B.E. 2556)", which reflects the latest urban land use guidelines for the capital city.

While we are acquainted with the familiar color-coded land use zones, such as the red zone for industrial areas and the brown zone for densely populated residential areas, there's more to these regulations than meets the eye. Hidden beneath their surface lies a comprehensive framework encompassing transportation and infrastructure projects, including the transportation master plan and public utilities initiatives like canal dredging and water drainage plans.

Furthermore, these regulations extend beyond built environments, encompassing meticulous land use plans for open spaces. Notably, some of these designated areas serve as essential water catchment zones.

Where are the water catchment areas in Bangkok?

There are currently 25 water catchment areas throughout Bangkok with a total capacity of approximately 13.04 million cubic meters. These catchment areas are predominantly located in the central region of Bangkok.

• Pathumwan district
• Klongtoei district
• Phayathai district
• Bangkapi district
• Prawet district

There are two water catchment areas currently under construction, with an additional water capacity of approximately 316,700 cubic meters.

• Ramkhamhaeng, Saphan Sung district: The catchment area for Sammakorn Village Pond and the Seri Thai Garden, stretching from Khlong Rahaad to Khlong Kru.

Water catchment areas have been expanded with the addition of approximately 12 new locations, primarily distributed across the urban belt of Bangkok, such as...

• Areas such as Sai Mai District and Klong Sam District, encompassing both public and private spaces, are expected to contribute to an estimated increase of approximately 6.18 million cubic meters in water catchment capacity.

What is Drainage Area? How does it differ from Water Catchment Area?

In addition to water catchment areas, there are also "drainage areas" categorized as Level 4 zones. These areas are characterized by a "white color with diagonal green lines" and serve to preserve the natural water drainage system. They are divided into two sides of Bangkok, namely the eastern and western sides, distributed across various districts as follows:

Eastern side

• Klongsam Wa district
• Minburi district
• Ladkrabang district

Western side

• Talingchan district
• Thawi Wattana district
• Bangkae district
• Phasi Charoen district

Dealing with a Sudden Flood

In the event of a sudden flood without prior warning or time to prepare, it is crucial to prioritize personal safety over property. Here are some recommendations on how to handle such situations:

1. Sandbags are strongly recommended for high-risk areas in order to construct barrier to prevent water from entering homes.
2. Store important documents such as ID cards, house registration book copies, birth certificates, or title deeds in ziplock bags to prevent water damage.
3. Ensure that your pets wear a collar containing your contact information, including your name and phone number, for easy tracking in case they go missing.
4. Make sure your cell phones are fully charged and prepare backup equipment such as power banks, flashlights, and charging cables.
5. Elevate objects, prepare dry foods, water, medicine, and floatation devices.
6. Unplug your entire house and cover your plug holes with tape to prevent electrical leakage.
7. Park your vehicles somewhere elevated or safe, or cover it with a car cover blanket in case the flood isn't very excessive.
8. Evacuate patients, children, and the elderly to safety or to the facilities provided by supporting organizations.
9. If you're driving, park and exit the vehicle immediately. Refrain from driving or reversing into the flooded area.
10. If you receive a sudden flood warning, evacuate to higher ground immediately. If you are outside your home, try to find a nearby elevated location such as a hill, suspension bridge, tall building, or high-rise. If there is no nearby high ground, it is recommended to cling to large objects for safety.
11. Do not walk along flowing water, even if the water level is not high, as the speed of the water can cause you to lose your footing and be swept away, potentially leading to drowning.
12. If you see a power pole or power lines, avoid getting close to them, and if possible, promptly notify the relevant authorities.

Emergency Contact

1. Department of Disaster Prevention and Mitigation: Call 1784
2. National Disaster Warning Center: Call 192
3. Thai Meteorological Department: Call 1182
4. Royal Irrigation Department: Call 1460
5. Water Safety Center: Call 1199
6. Emergency Medical Service: Call 1669

Channels for tracking news/information and receiving flood warnings

Disaster alerts, checking water conditions, and water information in each watershed area:

Weather forecast

Landslide risks

Weather information and water system updates for dams and coastal areas

Disaster information and warning

Disaster information, warning, and rescue

Water levels in reservoirs, rivers, and water release information

Conclusion

We hope that this article proves helpful to all readers. While water catchment areas are predominantly found on the eastern side of Bangkok, the western side also benefits from flood mitigation initiatives such as the "Khlong Mahachai-Sanam Chai Canal." These projects provide reassurance to residents in the upper western region, ensuring a more secure living environment.

Looking to stay nice and dry in the rainy season? Get in touch with us today and let our consultant team find the perfect new home for you!

In the enchanting land of Thailand, where turquoise waters meet golden shores and vibrant culture captivates the soul, foreigners have discovered a profound opportunity – the chance to inherit Thai property. While navigating the intricacies of property inheritance can be a daunting task, this guide aims to illuminate the path, empowering you with the knowledge and understanding necessary to transform your dream home into an enduring heritage. Join us as we delve into the captivating realm of Thai property inheritance, unraveling its mysteries and unveiling the remarkable possibilities that await those who dare to embrace this unique opportunity.

Can a foreigner inherit land under Thai Inheritance Law?

Foreigners are prohibited from owning or inheriting land in Thailand. Foreigners who are married to a Thai spouse can acquire land as a statutory heir according to section 93 of the Land Code Act but will not be able to register for ownership. The foreigner will be able to inherit land owned by the Thai spouse upon the death of the Thai spouse but the foreigner will not be allowed to register for ownership of the land owned by the deceased spouse and the foreigner would have to sell off the land within one year of the land acquisition.

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Can a foreigner inherit a freehold condo?

A foreigner who inherits a condo either as a legal heir under the last will and testament or as a statutory heir can inherit the property ownership, provided the condo is within the 51/49 foreign ownership quota and if the foreigner meets the qualifications. Otherwise, the foreigner must sell off the unit within one year of the acquisition date or the Director-General shall reserve the right to sell off the condo unit if the foreigner fails to sell off the unit within the given time limit.

Eligible Foreigners under Section 19 (1) of the Condo Act

1. Aliens who are allowed to live in the Kingdom of Thailand under the Immigration Law (qualified for ownership within foreign condo ownership quota).
2. Aliens who are allowed to enter the Kingdom of Thailand under the Investment Promotion Law (qualified for ownership within foreign condo ownership quota).
3. Juristic persons as provided in Sections 97 and 98 of the Land Code and registered Juristic Person under Thai Law (qualified for ownership within foreign condo ownership quota).
4. Juristic Persons who are aliens under the Section 4 of the Foreign Business Act and have obtained promotion certificate under the Investment Promotion Law (qualified for ownership within foreign condo ownership quota).
5. Aliens and Juristic Persons, considered Aliens by law, who have brought foreign currency into the Kingdom of Thailand or withdrawn money from the Thai Baht account of the persons who reside out of the Kingdom or withdrawn money money from foreign currency account (qualified for ownership within foreign condo ownership quota).

Can a foreigner inherit a leasehold property?

Foreigners can inherit a leasehold property in Thailand. However, a significant drawback of lease in Thailand is that the contract and possession right terminates upon the lessee's death and isn't instantly transferrable following inheritance. The lease agreement must include a succession clause, but this does not offer complete legal guarantee for the lessee's heirs.

What if a foreigner lacks a last will & testament? What happens to their assets?

In Thailand, when a person dies while lacking a last will and testament, the distribution of the interstate's assets is according to the law. As stated in The Civil and Commercial Code Section 1629, the following are the six classes of statutory heirs in Thailand entitled to inherit:

• Decendants
• Parents
• Siblings of full blood
• Siblings of half blood
• Grandparents
• Uncles & Aunts

Conclusion

As we reach the end of this enlightening journey, one thing becomes abundantly clear: the dream of inheriting Thai property as a foreigner can indeed become a resplendent reality. By understanding the nuances of Thai property laws, navigating the inheritance process with diligence, and embracing the challenges along the way, you can transform your dream home into an everlasting legacy. Thailand's allure, with its captivating landscapes, rich culture, and promising real estate market, presents an extraordinary opportunity for foreigners seeking to leave their mark. So, seize the moment, embark on this remarkable adventure, and let your inheritance story unfold—a tale of vision, resilience, and the enduring magic of Thai property that will echo through the generations to come. Your dream home awaits, ready to be transformed into an eternal legacy that embodies your aspirations, accomplishments, and the essence of your extraordinary journey.

Find your ideal property, available for sale or rent in the best prices possible, or list your property for sale or rent here. Alternatively, if you have any further questions, please get in touch with us: